Recently Renovated
For Sale
$799,000
1250 Northeast 110th Street, Miami, FL 33161
Separate entrances, a shared yard, and a four-car driveway serve this South Florida duplex.
Property Size1,588 SF
Price / SF$503.15
Days on Market256
Property Features for 1250 Northeast 110th Street
General Information
Standard status
Active
Size
1,588 SF
Total Parking Spaces
4
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,000
Amenities
shared yard
Building Details
Year Built
1950
Listing Agency:
Sustainable RE, LLC.
(305) 510-4613
Listed By:
Joao Barbosa · License #3592191
(305) 510-4613
Source:
Compass
Added: Dec 18, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:14PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Sustainable RE, LLC.
Investment Insights
Based on property information with market context.
This duplex at 1250 Northeast 110th Street offers 1,588 square feet across a two-unit residential configuration. The property was built in 1950 and has been recently renovated, with separate entrances for the units, a large shared yard, and a driveway accommodating up to four cars.
The property is in Biscayne Park, with access to Biscayne Blvd, Wynwood, the Design District, Miami Shores, Bal Harbour, and Aventura described as only minutes away. Its South Florida setting and distinct entrances provide a straightforward layout for separate residential occupancy.
The property is in Biscayne Park, with access to Biscayne Blvd, Wynwood, the Design District, Miami Shores, Bal Harbour, and Aventura described as only minutes away. Its South Florida setting and distinct entrances provide a straightforward layout for separate residential occupancy.
Key Highlights
- 1,588 SF duplex at 1250 Northeast 110th Street
- Recently renovated; originally built in 1950
- Separate entrances for the two units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,848
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.99%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$636,960
$637.0K
Cap Rate 7%
$454,971
$455.0K
Cap Rate 9%
$353,867
$353.9K
Market Conditions
NOI Build-Up for 1,588 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$48.6K $30.60/SF
− Vacancy
−$3.1K −$1.95/SF
EGI
$45.5K $28.65/SF
− OpEx
−$13.6K −$8.60/SF
NOI
$31.8K $20.06/SF
Area
Miami, FL
Vacancy
6.37%
Lease Rate
$30.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$636,960
Cap Rate 7%
$454,971
Cap Rate 9%
$353,867
Alternative Uses
Best Use
Multifamily LT 5
$455.0K
$398.1K – $530.8K
NOI $31,848 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$419.1K
$366.7K – $488.9K
NOI $29,336 @ 7.0% cap · market cap 3.67%
Theoretical Best
Specialty Retail
$1.07M
$937.9K – $1.25M
NOI $75,034 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Explore this area
Business Placement
Demographics for 33161, FL
53,015
Population
18,912
Households
2.8
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
9,639
Density / Sq Mi
$55,265
Median Household Income
$34,311
Median Earnings
$1,494
Median Rent
$376,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate entrances, a shared yard, and a four-car driveway serve this South Florida duplex.
Where is this duplex located?
The property is located at 1250 Northeast 110th Street Miami, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 1,588 SF duplex at 1250 Northeast 110th Street; Recently renovated; originally built in 1950; Separate entrances for the two units
